TX · Dallas
Bridge, Flip & Construction
Loans in Dallas, TX
Bridge, fix & flip, construction, renovation and DSCR loans for residential investment property in Dallas, $1M to $5M, term sheet in 24 to 48 hours. For US investors and foreign nationals on the same terms.
Passy Capital finances real estate investors who build, buy and renovate residential investment property in Dallas and across the northern DFW suburbs: ground-up construction loans for spec homes, build-to-rent communities and small multifamily up to 9 units, bridge loans for land, acquisitions and cash-out, and DSCR loans to hold the finished rentals. Fix & flip and renovation loans are also available. Loans run from $1M to $5M, with a term sheet in 24-48 hours and closing in about two weeks on a clean file.
Most of the Dallas activity we finance is new construction: build-to-rent and spec homes in the growth corridors of Collin and Denton counties, and teardown-and-rebuild on infill lots in established neighborhoods. We size a build on cost and the exit, a bridge loan on value and a DSCR loan on rent. Flips are financed too, but Dallas flip margins are thin, so the numbers need a clear spread.
Investors based outside the US borrow on the same terms as Texas builders and operators. The loan is made to your US LLC and underwritten on the property, so no US credit history and no Social Security number are required. Business-purpose lending only, on non-owner-occupied property.
Dallas Market Highlights
Second-Largest BTR Pipeline
About 3,700 build-to-rent units under construction in Dallas-Fort Worth in May 2026, behind only Phoenix (RealPage).
Infill Rebuilds
Older housing stock on larger lots in established Dallas neighborhoods supports teardown-and-rebuild spec projects.
Thin Flip Margins
A 1.8% gross return on the typical Dallas flip in ATTOM's Q2 2026 report, against 21.5% nationally. Flips need a clear spread.
Non-Judicial Foreclosure
Texas deeds of trust carry a power of sale, with first-Tuesday trustee sales after 21 days' notice.
No Income or Transfer Tax
Texas has no personal income tax and no real estate transfer tax. Property tax, including any MUD tax, is the cost to underwrite.
Same Terms From Abroad
Foreign nationals borrow through a US LLC with no US credit history and no foreign-national premium.
Key Submarkets
Oak Cliff
Bishop Arts
East Dallas
Lakewood
Lake Highlands
M Streets
Preston Hollow
Richardson
Garland
Plano
Frisco
McKinney
Property Types We Finance
Spec Homes
Build-to-Rent
Single-Family
2-4 Units
Small Multifamily (5-9)
Condos & Townhomes
SFR Portfolios
Renovation Projects
Loan Programs
Bridge Loans
Buy, refinance or cash out an investment property, closing in about two weeks.
Construction
Ground-up spec homes and build-to-rent, with draws tied to milestones.
Renovation / Rehab
Rehab financing on 1-4 unit and small multifamily, drawn against completed work.
Fix & Flip
Purchase and rehab in one loan for 1-4 unit flips, closing in about two weeks.
DSCR / Rental
Long-term rental financing based on property cash flow.
How we finance Dallas deals
- Build-to-rent in the northern suburbs. Construction up to 85% of cost for communities of houses, duplexes, fourplexes and townhomes built to rent, then a DSCR loan up to 80% of value once the homes are leased. RealPage counted about 3,700 build-to-rent units under construction in Dallas-Fort Worth in May 2026, the second-largest pipeline in the US after Phoenix. Many newer subdivisions in Collin and Denton counties sit inside a municipal utility district, and we underwrite that tax in the rent-versus-debt test.
- Spec homes and infill rebuilds. Ground-up construction up to 85% of cost, with draws released as work is completed and inspected, for spec houses in new subdivisions and teardown-and-rebuild on infill lots. We look at the lot, the plans and permits, the builder's track record and the exit comps.
- Land, acquisition and cash-out bridge. Bridge loans up to 80% of value to buy lots or land in Collin, Denton or Dallas County while plans, permits and utilities are finished, to close an acquisition that has to move fast, or to take cash out of land or a finished project until it sells or moves to DSCR.
- Flips, where the spread is clear. Purchase and renovation in one loan, up to 90% of cost. Dallas had one of the highest flipping rates of large US metros in ATTOM's Q2 2026 report (9.4% of sales), but the typical flip there earned a 1.8% gross return, the second-lowest of metros over one million people. Texas is a non-disclosure state, so we size a Dallas flip on recent MLS sold comps and only where they leave a clear spread over all-in cost.
See all Texas markets on our Texas page, or what we fund.
Investing in Dallas from outside the US
If you are buying in Dallas from outside the United States, financing is usually where the process stalls: no Social Security number, no US credit history, and no retail bank willing to underwrite a foreigner. We lend to your US LLC instead, underwrite the property rather than a US profile you have no way to build, and charge no foreign-national premium for it.
Frequently asked questions
What loans do you offer for Dallas investment property?
Mainly ground-up construction for spec homes, build-to-rent and small multifamily up to 9 units, bridge loans for land, acquisitions and cash-out, and DSCR loans for the hold. Fix & flip and renovation loans are also available. Loans run from $1M to $5M.
Do you finance build-to-rent communities around Dallas?
Yes. A construction loan up to 85% of cost funds the build, with draws against inspected work, and a DSCR loan up to 80% of value refinances the homes once leased. We look at the DSCR take-out, with property and MUD taxes, before the first draw.
How much do I need to put down on a Dallas investment property?
It depends on the loan, not on where you live. A bridge or DSCR purchase goes up to 80% of value, so about 20% down; ground-up construction up to 85% of total cost, so about 15%; a fix & flip or renovation up to 90% of cost, so about 10%. Closing costs and the reserves the deal needs come on top, and the appraisal decides where a given loan lands.
Do you finance flips in Dallas?
Yes, up to 90% of cost. Dallas flip margins were thin in ATTOM's Q2 2026 report (a 1.8% gross return on the typical flip), so we size a flip on recent sold comps and need a clear spread between all-in cost and resale value.
Can a foreign national finance a Dallas build or rental?
Yes. The loan is made to your US LLC and underwritten on the property and the business plan, so a non-resident borrows on the same terms as a US investor, with no US credit history and no Social Security number required. You do not need to travel to the US to close.
How fast can a Dallas loan close?
Term sheets go out within 24-48 hours, and a clean file closes in about two weeks. The fee is 1-2% of the loan, paid at closing, with no upfront fees.
Learn More
How does a construction loan work for a Texas spec home?
Up to 85% of cost, draws after inspection, and the Texas rules to budget for.
How much down payment does an investment property loan need?
Equity by loan type, with two worked examples. The same leverage applies to US and foreign investors.
Can I still get a fix and flip loan in Texas in 2026?
What a lender needs to see when typical Texas flip margins are this thin.
How a Construction Loan Draw Schedule Works
How draws are requested, inspected and released during a spec or build-to-rent project.
Bridge Loan vs Construction Loan
Which product fits a land purchase, an acquisition or a ground-up build.
Can I Refinance a Bridge Loan Into a DSCR Loan?
How a finished build or renovation moves from short-term financing to a long-term rental loan.
More answers in investor questions, answered and the glossary of lending terms.
Other Cities in Texas
We also finance investors across other Texas markets.
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